HomeMy WebLinkAbout02-86 PLANNED UNIT DEVELOPMENT PRELIMINARY PLAN
RESOLUTION 02-86
RESOLUTION APPROVING AN AMENDMENT TO THE WENSMANN 1sT PLANNED UNIT
DEVELOPMENT
MOTION BY: GUNDLACH SECOND BY: PETERSEN
WHEREAS: Wensmann Realty, Inc. has submitted an application for an amendment to the
Wensmann 1st Planned Unit Development Plan; and
WHEREAS: The Prior Lake Planning Commission considered the proposed amendment to the
Planned Unit Development Plan at a public hearing on May 13, 2002; and
WHEREAS: Notice of the public hearing on said amendment to the PUD Plan has been duly
published in accordance with the applicable Prior Lake Ordinances; and
WHEREAS, The Planning Commission proceeded to hear all persons interested in this issue and
persons interested were afforded the opportunity to present their views and objections
related to the amendment to the PUD Plan; and
WHEREAS: The Prior Lake City Council considered the proposed amendment to the PUD Plan for on
June 3, 2002; and
WHEREAS: The City Council finds the amendment to the PUD Plan consistent with the
Comprehensive Plan and the Zoning Ordinance; and
WHEREAS: The City Council finds the amendment PUD Plan is compatible with the stated purposes
and intent of the Section 1106 Planned Unit Developments of the Zoning Ordinance.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA:
1. The above recitals are herein fully incorporated herein as set forth above.
2. It hereby adopts the following findings:
a) Greater utilization of new technologies in building design, materials, construction and land
development.
The developer has attempted to design the buildings so they fit the land, rather than force
the land to fit the building design. The developer is also requesting approval to custom
grade the more difficult single family lots in order to save more trees and preserve more
slopes.
b) Higher standards of site and building design.
The density of this overall site is clustered around the wetland, and is located closer to the
major roads adjacent to the site. The utilization of private streets in the townhouse
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16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
portion of the development allows the preservation of the wetlands and some of the
slopes and trees on this site.
c) More efficient and effective use of streets, utilities, and public facilities to support high
quality land use development at a lesser cost.
The homeowners association does maintenance of private streets, including plowing and
future repairs. This reduces City costs in providing services to these homes. Also, the
addition of this 0.53 acre parcel allows access to what would otherwise be a landlocked
parcel.
d) Enhanced incorporation of recreational, public and open space components in the
development which may be made more useable and be more suitably located than would
otherwise be provided under conventional development procedures.
The existing park and trails create a public trail system around the pond, which provides
an amenity that can be utilized by both the future and the existing neighborhood.
e) Provides a flexible approach to development which allows modifications to the strict
application of regulations within the various Use Districts that are in harmony with the
purpose and intent of the City's Comprehensive Plan and Zoning Ordinance.
The use of the PUD allows the higher density to be clustered around the pond and
adjacent to the major roads. The density and variety of housing units is consistent with
the Comprehensive Plan goals to provide a variety of housing styles.
0 Encourages a more creative and efficient use of land.
The PUD allows the higher density areas to be clustered, and preserves open space.
g) Preserves and enhances desirable site characteristics including f/ora and fauna, scenic
views, screening and buffering, and access.
The townhouse units are sited to take advantage of the natural views of the wetland.
h) Allows the development to operate in concert with a Redevelopment Plan in certain areas
of the City and to insure the redevelopment goals and objectives within the
Redevelopment District will be achieved.
This criterion is not applicable.
i) Provides for flexibility in design and construction of the development in cases where large
tracts of land are under single ownership or control and where the use(s) has the potential
to significantly affect adjacent or nearby properties.
The use of the PUD allows the clustering of the homes and the use of private streets.
j) Encourages the developer to convey property to the public, over and above required
dedications, by allowing a portion of the density to be transferred to other parts of the site.
The existing park and trail dedication will help facilitate the creation of a trail corridor along
the natural areas on this site and on adjacent sites.
k) The design shall consider the whole of the project and shall create a unified environment
within the boundaries of the project by insuring architectural compatibility of all structures,
efficient vehicular and pedestrian circulation, aesthetically pleasing landscape and site
features, and efficient use and design of utilities.
The design creates a unified environment. The extension of the existing streets and
provision of trails and sidewalks allows for efficient movement of traffic. The landscaping
plan will also enhance this area.
I) The design of a PUD shall optimize compatibility between the project and surrounding
land uses, both existing and proposed and shall minimize the potential adverse impacts of
the PUD on surrounding land uses and the potential adverse effects of the surrounding
land uses on the PUD.
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The use of the PUD will allow the clustering of the townhouse units.
m) If a project for which PUD treatment has been requested involves construction over a
period of time in two or more phases, the applicant shall demonstrate that each phase is
capable of addressing and meeting each of the criteria independent of the other phases.
There are no additional phases proposed.
n)Approval of a PUD may permit the placement of more than one building on a lot.
This is not applicable.
o) A PUD in a Residential Use District shall conform to the requirements of that Use District
unless modified by the following or other provisions of this Ordinance. 1) The tract of land
for which a project is proposed shall have not less than 200 feet of frontage on a public
right-of-way; 2) No building shall be nearer than its building height to any property line
when the property abutting the subject property is in an "R-I" or "R-2" Use District; 3) No
building within the project shall be nearer to another building than ~ the sum of the
building heights of the two buildings, except for parking ramps which may be directly
connected to another building; and 4) Private roadways within the project site may not be
used in calculating required off-street parking spaces.
The modifications requested by the developer include the following:
· The use of private streets.
This modification is permitted under the PUD provisions at the discretion of the Council.
The City Council found this modification to be consistent with the goals and intent of the
PUD criteria in that it allowed the clustering of the townhouses to preserve the natural
terrain.
3. The amendment to the Wensmann 1st Planned Unit Development Plan is hereby approved
subject to the following conditions
a) The resolution vacating the easement will not be recorded until the final plat of
Wensmann 3rd has been approved and signed by the City.
b) Provide an irrigation plan for the new area.
c) Address the following Engineering issues in the final plat plans:
i) For all watermains the depth of cover shall be a minimum of 8' to top of pipe and
maximum of 10' of cover. Also 10' of horizontal separation shall be provided from
other parallel utility alignments.
ii) Note to provide a minimum of 18" vertical separation for all watermain crossings
with sanitary sewer.
iii) Check the sanitary service invert elevations for Lots 3 and 4. Does the
documented building elevation justify the sanitary service invert elevation depth
being greater than 10' for Lot 17
iv) Minimum grade for sanitary service stubs shall be ¼" per foot (2%).
v) Delete or verify curb & gutter detail on page 4 meet the requirements of City of
Prior Lake Public Works Design Manual Plate # 507 on page 8.
vi) Signature of company responsible for erosion and sediment control plan
preparation, implementation and maintenance.
vii) Extend existing 2'contour lines a minimum of 200' beyond the property boundary
to accurately depict the existing drainage patterns.
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viii) Note for all silt fence to be installed by the contractor and inspected by the City
prior to any site work.
ix) Delete or verify silt fence detail on page 5 meet the requirements of City of Prior
Lake Public Works Design Manual Plate # 602 on page 8.
x) Slopes greater than or equal to 4:1 shall have erosion control blanket installed
immediately after finished grading.
xi) Organize plan sheets in the following order: Title sheet, Detail sheets, Grading &
Erosion Plan, Sanitary Sewer & Watermain sheets, Street sheets
xii) Existing utilities shall be shown and labeled as existing.
xiii) All streets shall be clearly labeled.
xiv) Bench marks shall be placed on all sheets.
xv) Title Block shall include horizontal and vertical scales, and City project number.
xvi) Verify Location Map and Overall Plan specific requirements on Title sheet.
xvii) Stationing of water curb box shall be indicated by "W" in front of stationing.
xviii) The street construction plans shall show the centerline curve data.
Passed and adopted this 3r~ day of June, 2002.
YES NO
Haugen X Haugen
Gundlach X Gundlach
LeMair X LeMair
Petersen X Petersen
Zieska X Zieska
{Seal} Frank Boyles, (~ty Manager
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